Housing Developers Find New Opportunities in Old Motels
The rising need for more affordable shelter in many U.S. cities has brought a new opportunity to housing developers: converting aged and underutilized motels into housing for low-income and homeless residents. Cities and developers have embraced the motel-to-housing solution for these difficult-to-house populations as the incidence of homelessness has increased and the housing affordability gap widened.
For example, the Community Development Partners turned an old motel in Santa Ana, California into 72 units of permanent, supportive housing for the homeless. According to Biznow, the re-purposed property features a community dining room, outdoor courtyard, laundry facilities and on-site resident services.
Other communities that have looked to motels as opportunities to add housing include the California cities of Anaheim, Fairfield, Los Angeles and Tahoe as well as Albuquerque, New Mexico; Kissimmee, Florida; Las Vegas, Nevada; Salt Lake City, Utah and Burlington, Vermont. In Los Angeles, officials approved an ordinance that will make it easier to convert motels into temporary housing. The city has 382 motels with more than 10,000 guest rooms, according to Curbed.
Unaffordable Housing Hot Spots
The U.S. has a "widespread shortage" of rental housing that low- and extremely low- income households can afford, according to a March 2018 report from the National Low Income Housing Coalition (NLIHC). For every 100 extremely low-income renters, only 35 rental homes are available and affordable, the report stated.
While every U.S. state is affected, certain states have more severe problems than others. The most troubled are Nevada, California, Delaware, Oregon, Arizona, Colorado and Florida.
Advantages of Converting Motels
With land values and construction wages on the upswing, motel conversions can make sense for housing developers, according to Biznow. Motels are an easy target because the infrastructure already exists around them.
Moreover, mid-priced hotels and new short-term rental business models have dampened demand for inexpensive roadside lodging. Some 61,000 motels operated in the U.S. in 1964. By 2012, that total dropped 73 percent to just 16,000, according to Smithsonian.com.
Motel to Housing Challenges
Motel conversions aren't without challenges for developers and owners. Some owners of aged motels don't want to sell their property. Older motels may be rundown but still operated profitably as lodging establishments.
Some cities don't want to change zoning requirements to allow motel-to-housing conversions because they'll lose occupancy taxes. Other hurdles can include historic preservation restrictions and ordinances that require a minimum number of parking spaces per residence. Neighborhood associations oppose motel-to-housing conversions because existing residents are concerned about how low-income or shelter housing may affect their property values. As such, issues like transients, crime and neighborhood blight may be raised.
In some cases, aged motels are too costly to renovate due to asbestos, lead-based paint or other natural or environmental hazards. Lengthy permitting processes, environmental hearings and public information meetings can be challenging for developers as well. Converted motels that rent to convicted felons and people with poor credit histories may experience high rates of tenant turnover, making these properties costly to operate.
The bottom line is that motel-to-housing conversions aren't easy wins for housing developers, but they can be attractive opportunities for those who are motivated and want to make a difference in their communities.
To learn more, contact Rob Likes, National Director at Robert_L_Likes@KeyBank.com or 801-297-5811.